At what point does exchange of contracts happen for residential conveyancing in West Hendon and do I need to be at the solicitors office?
If you are local to one of the conveyancing solicitors in West Hendon you are invited in to sign the paperwork. However, the lender approved solicitors we work with offer countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when dealing with you by post or email. The signing of the property agreement is not the critical part. A signed contract is just a prerequisite for the solicitor to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in West Hendon)to be in the office available at the end of the phone to exchange contracts.
I am buying a property and require a conveyancing solicitor in West Hendon who is on the Birmingham Midshires approved. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Birmingham Midshires in certain locations such as West Hendon. We dont recommend any particular firm.
Forgive me if this question is silly but I am unseasoned as FTB of a ground floor flat in West Hendon. Do I collect the keys to the property on completion from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in West Hendon?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be invited to receive the keys from the Estate Agents and start moving into the property. Usually this happens early afternoon.
Two weeks ago we had a mortgage agreed in principle with Clydesdale. West Hendon conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Clydesdale?
Some lenders take longer than others. Have Clydesdale conducted the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We expect to receive a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any West Hendon solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint West Hendon solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Should commercial conveyancing searches reveal planned roadworks that may affect a commercial land in West Hendon?
Its becoming the norm that commercial conveyancing solicitors in West Hendon will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in West Hendon. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in West Hendon.
For every commercial conveyancing transaction in West Hendon it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to West Hendon commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in West Hendon.
How does conveyancing in West Hendon differ for newly converted properties?
Most buyers of new build or newly converted property in West Hendon come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is ready to move into. This is because builders in West Hendon tend to acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in West Hendon or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £305k and found one near me in West Hendon I like with open areas and station nearby, however it only has 61 years on the lease. I can't really find anything else in West Hendon for this price, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.